Getting Started! Hire a Design-Build Firm or Architect?

4 years ago

Starting to research a significant renovation to our home. Looking to build up a story to add a master suite and possibly (if budget allows) build out to add on to an existing portion of the house.

Do we look into hiring an architect first, or bring in a design-build firm instead? How do we find out what is even in the realm of possibility cost-wise so we can get to the point where we know what plans we need drawn? Will an architect do this? If we go to design-build firms for quotes, how do we know we're comparing apples to apples?

Thanks!

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Comments (3)

smalloldhouse_gw
4 years ago
We're doing something similar (building up to add a master and renovating some existing spaces.) I started with design-build firms, which was useful. I met with several; they came out, looked at the space, discussed needs/options, came back with preliminary estimates and explained their particular business approaches.

This gave me some sense of what was feasible for us and I did like one of the firms, but ultimately I didn't feel confident in making a commitment for the project from soup-to-nuts. (My husband is very hands-off except for the $$$, so all the decisions are on me!) The process with the firms that I spoke to seemed to be give them an initial tranche of money based on a relatively quick and broad estimate of the costs, then they would design, then you'd get the final estimate for them to do the work. Obviously you have some capacity to shape that outcome, but I heard stories of people who began the full design process only to get a final figure that was vastly different than the preliminary estimate.

Instead, we opted to work with an architect who designed a neighbor's major addition. We're just now starting to shop the plan for bids. I'm told it's usually more cost-effective with an architect+builder as compared to design-build, but there are no guarantees. We'll at least have the advantage of talking to multiple contractors with a specific, defined plan scoped out, and we can compare apples-to-apples in making a decision about which firm to hire.

I don't think there's any single answer to this question BTW. I have friends who were very happy with design-build firms.
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Charles Ross Homes
4 years ago
At the risk of stating the obvious, remodeling is very different from new construction.

If you have architects and design-build firms to choose from in your area, speak to both and make sure to select a firm with plenty of remodeling design experience. If you go the architect route, I encourage you to select your remodeler early on and have them participate in the design phase--it's the best way to avoid unpleasant "surprises" later in the project.
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Stjames, I'm not sure if i understand the question the way debrak did. if you're comparing an architect vs a a designer for planning your renovation, you can use either. an architect will be able to spec any structural changes that need to be made themselves. they should be able to discuss looks and options etc. if you are talking about a kitchen designer vs an architect you might want to talk to both. However, like anything there are good ones and bad ones. a kitchen designer may say just remove this wall and bump this out without concern for what it engineering is required to do that. However, an architect may be good at setting up kitchens or really bad.
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Hi, In either case you've got a bit of a chicken-and-egg problem. You'll need at least a concept plan to get a reasonably accurate estimate of construction costs. You'll need to invest some amount of money to develop the plans--whether by an independent architect or design/build firm. The good news is that you don't need a fully detailed, fully-engineered "biddable" set of plans for that. Absent a set of concept plans, you could use cost data published in Remodeling Magazine's Cost-Vs. Value Report to infer the likely cost for your project http://www.remodeling.hw.net/cost-vs-value/2017/ In our market we've found the cost data to be pretty good for budget purposes. If you go the architect-first route, get your remodeler on board as soon as possible so the design can be informed by real-world cost information. Architects don't typically build stuff, don't write checks for materials and labor, and don't get a heads-up from suppliers about pending price increases. The cost information they'll have is for completed projects. With dimensional lumber prices up as much as 30% in the last year, using even 12 month old cost data is like driving by looking in the rear view mirror. Best wishes for a successful project.
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I started looking through our client database, and it appears that we have hundreds of clients in the Los Angeles area, and so it might be a good idea as suggested that you start a thread asking for experience and recommendations from people who have used designers here. I'm kind of at the other end of the experience, since the designers are our clients instead of vice versa. Also, since I am in product development and design, I really do not get involved with clients, although years ago I used to. My experience now is rather dated, and many of the designers that I've known have retired. The only one that comes to my mind at the moment is Lisa Merkle, and I did some drawings for her back when I lived in Venice more than ten years ago. I've done freelance drawings for some other designers as well, but I can't remember their names at the moment, as it's been over ten years. Another one of my clients (who produced tiles) worked with Michael Smith, and I think his work is very good also, but he usually works on fairly large projects, I think. Another person I could recommend is Suzanne MacPhail, who used to work with me here. She also used to work for my boss Sally Lewis in her interior Design business SSID as SSL's in house architect, I believe. She also used to work on the floor plans for our showrooms, but she is now out on her own, as my boss no longer does interior design work, due to her health. If you do not want to work with Suzanne, she could recommend someone for you. Jack Lowrance is one of our clients that I can remember, but I've been out of touch for several years. At least he is still alive.
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Do you have a Habitat for Humanity store or something similar in your area? You might consider trying a place like that and keep an eye out for nice cabinets that have been removed from another house that you could use in your remodel. Sometimes they have the counters too if they come out without breaking. Often these are removed from really large homes and there are enough cabinets for a smaller home and the extras can be used to make filler strips etc to make it look custom to your home. This is rarely an overnight exercise -- it could take quite a while and lots of searching to find something that could work, but it would be more budget friendly than all new. With your current budget you'll be choosing from the bottom end of the cabinet market. Also with your budget you should be considering that you might need to do some of the work yourself which is going to be tough with small children. You mentioned you can save $1000/month. Even if you waited a year to add to your savings that would make a significant difference to what you can afford as well as a contingency for other things that will definitely come up, its not an "if" but "when" when you start renovating and taking out walls. Plumbing or electrical or both could give you issues or pipes might need moving, venting moved etc. Plan carefully and come up with a "must have" list, then a "nice to have" list. Work with someone you can trust and work through what you can get from your must have list with your current budget. Good luck and congratulations on the new home.
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User
4 years ago
Talk to your real estate agent and see if doubling your dollar investment in your house has a hope of paying off in 10 years time. Talk to a bank about what it’s going to take to buy your house all over again and how creative refinancing might need to happen. Talk to your spouse to see if you really want that year long stress and giant expense when you could just go buy s different house.

Getting Started! Hire a Design-Build Firm or Architect?

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smalloldhouse_gw

Charles Ross Homes

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